Another draw back is (currently) the banks will not use any of my STR income when considering my D/I ratio for future lending.

I think we came up with one solution is to have an attorney draw up something between yourself and the legal entity which basically informally assumes the loan.  

The hold the repair money in a draw account, and will not release it until paperwork is completed and an inspector has been send out to approve the work. 

If the property has pests when the tenant moves out, the treatment expense is deducted from their security deposit.Granted, if this is a multi-unit it is difficult to pinpoint which unit is the cause of drawing in the pests. 

@Rueben Pacheco  As long as you're still in the initial draw period of the HELOC, you can run up a balance, pay it off, and run it up again as often as you want.  10 years is a common initial draw period for HELOCs.

You need to draw up NDNC agreement that spells out your fee if they do the deal but does not bind them to you for representation. 

You say you have a website yet it is generic.So you are admitting your website is not taken seriously, yet you are drawing conclusions that internet gets you not much when you have ZERO grounds for making that conclusion.

Spell out ownership percentages, re-investment of profits, owner draws, specific and shared duties, etc. 

Use another $10k to start the rehab (later to be reimbursed from the bank through the draw schedule), and then hold $10k in reserves in case it goes over budget. 

A text doesn't pollute.